A sale down the road is not evidence until it is adjusted for how it differs from this home. Here is each sale we used, what we changed, and by how much.

11 Grenada Court

Sold 12 June 2026 · 0.60 km away

Sold for

$1,350,000

Adjusted to this home

$1,374,962

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Condition	this home 6 · comparable 8	−$108,000
Land size	this home 456 m² · comparable 295 m²	+$70,840
Floor area	this home 137 m² · comparable 118.7 m²	+$20,979
Micro-location	this home 0.15 · comparable 0.1321	+$19,332
Cladding	this home 3 · comparable 2	+$10,865
Year built	this home 2004 · comparable 2002	+$5,600
Distance to beach	this home 4.35 km · comparable 4.65 km	+$5,346
Net adjustment		+$24,962

A further 10 factors were compared and found the same on both properties, so no money moved.

41 Gerona Circuit

Sold 26 May 2026 · 0.83 km away

Sold for

$1,410,000

Adjusted to this home

$1,381,878

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Street	this home 0.15 · comparable 0.0518	+$110,770
Bedrooms	this home 3 · comparable 4	−$77,043
Micro-location	this home 0.15 · comparable 0.0822	+$76,478
Land size	this home 456 m² · comparable 586 m²	−$57,200
Condition	this home 6 · comparable 7	−$56,400
Floor area	this home 137 m² · comparable 174 m²	−$42,417
Distance to beach	this home 4.35 km · comparable 5.15 km	+$14,890
Year built	this home 2004 · comparable 2003	+$2,800
Net adjustment		−$28,122

A further 10 factors were compared and found the same on both properties, so no money moved.

40 Gerona Circuit

Sold 26 May 2026 · 0.70 km away

Sold for

$1,410,000

Adjusted to this home

$1,363,364

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Street	this home 0.15 · comparable 0.0518	+$110,770
Bedrooms	this home 3 · comparable 4	−$77,043
Pool	this home 0 · comparable 1	−$68,423
Micro-location	this home 0.15 · comparable 0.0943	+$62,830
Floor area	this home 137 m² · comparable 188 m²	−$58,466
Condition	this home 6 · comparable 7	−$56,400
Land size	this home 456 m² · comparable 400 m²	+$24,640
Distance to beach	this home 4.35 km · comparable 5.03 km	+$12,656
Year built	this home 2004 · comparable 2003	+$2,800
Net adjustment		−$46,636

A further 9 factors were compared and found the same on both properties, so no money moved.

39 Brier Crescent

Sold 16 May 2026 · 0.64 km away

Sold for

$1,302,000

Adjusted to this home

$1,351,217

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Street	this home 0.15 · comparable -0.0225	+$179,676
Micro-location	this home 0.15 · comparable 0.0157	+$139,887
Land size	this home 456 m² · comparable 708 m²	−$110,880
Condition	this home 6 · comparable 8	−$104,160
Car spaces	this home 2 · comparable 3	−$47,250
Year built	this home 2004 · comparable 2013	−$25,200
Cladding	this home 3 · comparable 1	+$21,730
Floor area	this home 137 m² · comparable 141 m²	−$4,586
Net adjustment		+$49,217

A further 10 factors were compared and found the same on both properties, so no money moved.

16 South Bay Drive

Sold 9 July 2026 · 0.74 km away

Sold for

$1,250,000

Adjusted to this home

$1,246,462

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Water views	this home 0 · comparable 1	−$124,651
Land size	this home 456 m² · comparable 188 m²	+$117,920
Micro-location	this home 0.15 · comparable 0.0436	+$106,400
Condition	this home 6 · comparable 8	−$100,000
Street	this home 0.15 · comparable 0.064	+$86,000
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 137 m² · comparable 156 m²	−$21,782
Air conditioning	this home 0 · comparable 1	−$20,000
Year built	this home 2004 · comparable 2009	−$14,000
Cladding	this home 3 · comparable 2	+$10,865
Distance to beach	this home 4.35 km · comparable 4.09 km	−$4,290
Net adjustment		−$3,538

A further 7 factors were compared and found the same on both properties, so no money moved.

3 Dorothy Place

Sold 27 March 2026 · 0.54 km away

Sold for

$1,300,000

Adjusted to this home

$1,392,120

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Micro-location	this home 0.15 · comparable 0.0479	+$106,184
Pool	this home 0 · comparable 1	−$68,423
Year built	this home 2004 · comparable 1995	+$25,200
Land size	this home 456 m² · comparable 410 m²	+$20,240
Cladding	this home 3 · comparable 2	+$10,865
Distance to beach	this home 4.35 km · comparable 3.81 km	−$10,452
Floor area	this home 137 m² · comparable 129.58 m²	+$8,506
Net adjustment		+$92,120

A further 10 factors were compared and found the same on both properties, so no money moved.

15 Comore Drive

Sold 16 January 2026 · 0.33 km away

Sold for

$1,350,000

Adjusted to this home

$1,404,409

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Micro-location	this home 0.15 · comparable 0.0738	+$82,296
Street	this home 0.15 · comparable 0.0785	+$77,220
Bedrooms	this home 3 · comparable 4	−$77,043
Floor area	this home 137 m² · comparable 184 m²	−$53,881
Land size	this home 456 m² · comparable 423 m²	+$14,520
Cladding	this home 3 · comparable 2	+$10,865
Year built	this home 2004 · comparable 2002	+$5,600
Distance to beach	this home 4.35 km · comparable 4.06 km	−$5,168
Net adjustment		+$54,409

A further 10 factors were compared and found the same on both properties, so no money moved.

9 Gainsborough Drive

Sold 14 September 2026 · 0.64 km away

Sold for

$1,400,000

Adjusted to this home

$1,517,354

What we added and subtracted to make this sale comparable to 11 Moyenne Crescent
Micro-location	this home 0.15 · comparable 0.0223	+$143,024
Street	this home 0.15 · comparable 0.0386	+$124,768
Condition	this home 6 · comparable 8	−$112,000
Pool	this home 0 · comparable 1	−$68,423
Year built	this home 2004 · comparable 1995	+$25,200
Land size	this home 456 m² · comparable 405 m²	+$22,440
Floor area	this home 137 m² · comparable 145 m²	−$9,171
Distance to beach	this home 4.35 km · comparable 3.92 km	−$8,484
Net adjustment		+$117,354

A further 10 factors were compared and found the same on both properties, so no money moved.

We are not claiming to be more accurate than anyone else. We are showing you the sales, the adjustments and the band they produce, so you can judge the number yourself.

Will Simpson, Fields Real Estate — Will SimpsonFields Real Estate

Your market update

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 11 Moyenne Crescent sit?

Gold Coast homes listed for 60 to 180 days rose from 1,288 in March to 2,618 in August (SQM Research). A rising count of homes sitting unsold has historically been associated with downward pressure on asking prices.

But property markets do not move as one—and neither do individual homes.

We traced the estimated value of 11 Moyenne Crescent over the past 18 months, compared it with Varsity Lakes’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Varsity Lakes

Should I Sell Now?

Absorption Rate: 2.2 months

Varsity Lakes

Is Now a Good Time to Buy?

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Crash Risk

12-Month Median Price (Varsity Lakes): $1,400,000 (90% CI $1,357,500–$1,445,000, n=130)

Varsity Lakes

Market Overview

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Houses vs Units

Asking Price Spread, Houses Vs Units: $521,294 ($1,442,508 houses vs $921,214 units, as at 2026-09-25)

Varsity Lakes

Market Direction

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

Varsity Lakes

Suburb Comparison

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

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Reports for this address

Valuation Report

The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.

Property Positioning Report

The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.

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Market Update Report

The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.

Why I built Fields

Will Simpson · 84 seconds

If you sold today

18 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Varsity Lakes →See the Varsity Lakes property market →

11 Moyenne Crescent

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

11 Grenada Court

41 Gerona Circuit

40 Gerona Circuit

39 Brier Crescent

16 South Bay Drive

3 Dorothy Place

15 Comore Drive

9 Gainsborough Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 11 Moyenne Crescent sit?